197 Robindale Road

Property Overview

This 1969 bi-level home at 197 Robindale Road stands out primarily for its exceptional, nearly three-quarter-acre lot in the established Roblin Park neighborhood. Its appeal is rooted in space and potential rather than turn-key luxury. The home itself offers 1,410 sqft of living space with a finished basement, presenting a solid foundation. However, the true value lies in the expansive 31,772 sqft property, which ranks in the top 1% for lot size across Winnipeg. This creates a rare opportunity for privacy, extensive gardening, recreational space, or future expansion in a mature area. It suits buyers looking for a long-term family home with room to grow, DIY enthusiasts willing to update a vintage property, or those prioritizing immense outdoor space over a modern, high-maintenance interior. The rankings suggest a home that is average in size and assessed value for its immediate area but becomes extraordinary when viewed in the wider city context due to its land.

Key Questions for Consideration

1. What does the "finished basement" in a 1969 bi-level typically entail?
   Given the home's age, the basement finish likely reflects styles and materials from its era or a later renovation. Buyers should be prepared to assess the condition, ceiling height, and potential for modernization to suit contemporary needs.

2. How does the lack of a garage impact daily life and value?
   The absence of a garage is a trade-off for the vast lot. Buyers should factor in the cost and feasibility of adding a garage or substantial shed, which the property size easily accommodates, turning a drawback into a customization opportunity.

3. What are the implications of owning such a large lot?
   Beyond the benefits, a lot of this size requires significant maintenance—mowing, landscaping, and snow removal. Utility costs and property taxes may also be influenced by the large land parcel, not just the home's modest size.

4. The home ranks average in value for the street but very high for lot size. What does this mean?
   This indicates you are paying a premium for the land itself. The valuation reflects a typical house on an atypical lot. It's a strategic purchase for someone who values the land's potential more than the current structure's market comparison.

5. Is the "BI-LEVEL" layout suitable for all lifestyles?
   The split-entry design involves stairs immediately upon entry. This can be less ideal for those with significant mobility concerns but often provides a clear separation between living and sleeping areas, which some families prefer.